835 Woodland Bch · Battle Creek, MI 49014

$110,000

2 bd · 1.0 ba · 1,155 sqft · SingleFamily public records · 6 Days on market

Built 1941 10,629 sqft lot Est $215k · 49% under

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +26.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +6.6/10.0
• Livability +3.7/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 Bedrooms home in Harper Creek Schools, fireplace in living room, Kitchen with eating area rear deck, full basement with walk out door, oversized 2 car detached garage. front covered porch.

Key facts

• Front covered porch
• Rear deck
• 0.24 acre lot

Tags

• FIREPLACE IN LIVING ROOM
• KITCHEN WITH EATING AREA
• REAR DECK
• FRONT COVERED PORCH

Property features AI

Exterior

• Parking: Detached garage; Two garage spaces
• Utilities: Well water
• Home design: Ranch-style single family home; One-story entry
• Construction: Built in 1941; Aluminum siding; Shingle roof; Full basement
• Exterior features: Paved road access; Lot approximately 0.24 acres; Well water

Interior

• Kitchen: Microwave; Oven; Range; Refrigerator
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: Five total rooms; Fireplace; Storm and screen window protection

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 9.3% vs local median 5.3% in Battle Creek — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#198 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities C-, crime F.
• Harper Creek Community Schools (rural): math 25% / reading 40% proficiency, ranked #313 of 540 in MI (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 137 active listings in the ZIP; 132 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Calhoun County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 30y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,000

Questions for the listing agent

1. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.16% ✓
• Cap rate: 9.27%
• Cash-on-cash: 10.65%
• DSCR: 1.47
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $214,830
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
851 Woodland Bch	0.06mi	2/1.0	1,156 (+0%)	23mo	$215,000	$186	78
1375 Woodland Bch	0.34mi	3/2.0 (+1)	1,160 (+0%)	1mo	$190,000	$164	73
13798 8 1/2 Mile Rd	0.45mi	3/2.0 (+1)	1,130 (-2%)	12mo	$215,000	$190	56
2001 Fern Bch	0.68mi	2/2.0	1,080 (-6%)	1mo	$325,000	$301	52
7722 N C Dr	0.74mi	3/1.0 (+1)	1,169 (+1%)	8mo	$65,000	$56	52
159 Beadle Lake Dr	0.47mi	3/2.0 (+1)	1,070 (-7%)	8mo	$275,000	$257	50
13934 8 1/2 Mile Rd	0.36mi	3/1.0 (+1)	1,300 (+13%)	10mo	$190,000	$146	49
142 Dundee Dr	0.64mi	3/1.0 (+1)	1,296 (+12%)	12mo	$191,100	$147	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.4%
• Equity multiple: 0.99×
• Total profit: $-413
• Equity at exit: $16,401

10-year hold

• IRR: 9.3%
• Equity multiple: 1.72×
• Total profit: $22,073
• Equity at exit: $9,511

Cash invested: $30,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Michigan: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit; mixed climate; Detroit/AA have some protections.

Methodology + full state rankings →

ZIP-level market 49014

• Home prices YoY: -28.7%
• Active inventory: 137
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,278 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$114 /mo · $1,365/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $273

Break-even live

Break-even rent $932

Max offer price $110,000

Occupancy floor 74%

Sensitivity live

Price	-10% $336	-5% $304	+0% $273	+5% $242	+10% $211
Rent	-10% $172	-5% $223	+0% $273	+5% $324	+10% $374
Rate	-1.0pp $329	-0.5pp $301	base $273	+0.5pp $245	+1.0pp $216

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-05-22
   listed $110,000 Active

   Show marketing remark (191 chars)

   4 Bedrooms home in Harper Creek Schools, fireplace in living room, Kitchen with eating area rear deck, full basement with walk out door, oversized 2 car detached garage. front covered porch.

2. 2026-05-22
   listed $110,000 Active 190-char remark

   Show marketing remark (191 chars)

   4 Bedrooms home in Harper Creek Schools, fireplace in living room, Kitchen with eating area rear deck, full basement with walk out door, oversized 2 car detached garage. front covered porch.

3. 2026-05-22
   listed $110,000 Active 191-char remark

   Show marketing remark (191 chars)

   4 Bedrooms home in Harper Creek Schools, fireplace in living room, Kitchen with eating area rear deck, full basement with walk out door, oversized 2 car detached garage. front covered porch.

4. 2019-06-19
   soldstatus $120,000
5. 2019-06-05
   soldstatus $120,000
6. 2019-06-05
   soldstatus $120,000 Sold
7. 2019-04-29
   status Pending
8. 2019-04-08
   price $119,900
9. 2019-02-11
   listed $119,900
10. 2019-02-11
    historical
11. 2019-02-11
    listed $125,000 Active
12. 2019-02-11
    listed $119,900
13. 2019-02-11
    historical
14. 2019-02-11
    historical
15. 2019-01-03
    listed $125,000
16. 2019-01-03
    listed $125,000 Active
17. 2019-01-03
    listed $125,000
18. 1997-02-03
    soldstatus $68,500
19. 1997-02-03
    soldstatus $68,500
20. 1996-10-15
    listed $71,900
21. 1996-10-15
    listed $71,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MI · Partial reset (capped growth)

• Current annual tax: $1,365 · $114/mo
• Projected year-2 tax: $1,530 · $127/mo
• Expected delta: +$164/yr (+$14/mo · 12.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 6 d/yr ≥98°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,338
• − Mortgage interest: −$6,162
• − Property taxes: −$1,365
• − Insurance: −$550
• − Repairs & maintenance: −$1,227
• − Management: −$1,227
• − Depreciation: −$3,200
• Taxable income: $1,607
• Est. tax owed @ 24.0%: −$386
• After-tax cash flow: $2,894/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Harper Creek Community Schools
• NCES district ID: 2617730
• Math proficiency: 25% ▼ -9.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $53,979
• Composite: 28.6/100
• National rank: #6713
• State rank: #313 of 540 in MI

Livability — Battle Creek

• Score: 73/100
• State rank: #198
• US rank: #5031

Category grades

Amenities C- Commute A Cost of living A+ Crime F Employment D- Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Calhoun County · 91,590 people
• City population: 91,590
• Metro: Battle Creek, MI
• Population (ZIP): 21,980
• Household income: $69,009
• Rent vs Own: 27.0% rent · 73.0% own
• Severe rent burden: 416.0

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 130,157 people
• By 2030: 126,691 · -2.7%
• By 2040: 118,517 · -8.9%
• By 2050: 109,855 · -15.6%
• By 2075: 90,486 · -30.5%
• By 2100: 70,766 · -45.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 9% Two or more races 8% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 4% Iranian 3% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 4% Russian/Polish/Slavic 1%

Political lean MEDSL · Calhoun

• 2024 margin: R (+14.1) · D 42.3% · R 56.4% · Other 1.3%
• 2008→2024 swing: -23.4pp toward R · 2008: 9.4pp · 2024: -14.1pp
• All cycles: 2024: R+14.1 2020: R+11.1 2016: R+12.5 2012: D+1.6 2008: D+9.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -97.29%
• Current HPI: 241.3422
• Rent YoY: —
• Metro: Battle Creek, MI
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

Industry mix (Fortune 500 HQ in MI)

Industry	F500 HQs	Revenue
▸Automotive Parts	3	$48B
▸Automotive	2	$372B
▸Chemicals	1	$45B
▸Automotive Retail	1	$29B
▸Healthcare / Medical Devices	1	$23B
▸Automotive Technology	1	$20B

Price history

+53.0% since first listed

21 events — show timeline

• 2026-05-22 Listed $110,000 REALCOMP
• 2026-05-22 Listed $110,000 MiRealSource-MiMLS
• 2026-05-22 Listed $110,000 SW Michigan MLS
• 2019-06-19 Sold (Public Records) $120,000 Public Records
• 2019-06-05 Sold (MLS) $120,000 SW Michigan MLS
• 2019-06-05 Sold (MLS) $120,000 REALCOMP
• 2019-04-29 Pending — SW Michigan MLS
• 2019-04-08 Price Changed $119,900 SW Michigan MLS
• 2019-02-11 Listing Removed — MiRealSource-MiMLS
• 2019-02-11 Listing Removed — SW Michigan MLS
• 2019-02-11 Listed $119,900 MiRealSource-MiMLS
• 2019-02-11 Listed $125,000 SW Michigan MLS
• 2019-02-11 Listing Removed — REALCOMP
• 2019-02-11 Listed $119,900 REALCOMP
• 2019-01-03 Listed $125,000 MiRealSource-MiMLS
• 2019-01-03 Listed $125,000 SW Michigan MLS
• 2019-01-03 Listed $125,000 REALCOMP
• 1997-02-03 Sold (MLS) $68,500 REALCOMP
• 1997-02-03 Sold (MLS) $68,500 SW Michigan MLS
• 1996-10-15 Listed $71,900 REALCOMP
• 1996-10-15 Listed $71,900 SW Michigan MLS

Property tax history

-7.7%/yr

Latest (2025): $1,365 · -55.1% YoY. Source: county tax records.